113 E Division St · Audubon, IA 50025

$99,500

4 bd · 2.0 ba · 1,718 sqft · SingleFamily public records · 44 Days on market

Built 1902 8,712 sqft lot $58/sqft · 29% below area Est $139k · 29% under

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Why this score? — see what drove the A grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.5/10.0
• Schools +6.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

With great bones and plenty of room, this two-story home is ready for its new owner to make it their own. The main floor includes a large bedroom, laundry room, and bathroom located off the eat-in kitchen. Two rooms, which could serve as a living room and formal dining room or den, are separated with charming archways and have hardwood flooring under the carpet. Upstairs are three additional bedrooms. Enjoy summer evenings on the cement porch, looking out over the tree-filled lot. Located just blocks from downtown, wander down to the city park and library, as well as to local shops and dining options. * Property is being sold in its as-is condition *

Key facts

• 8,712 sq ft lot
• Garage
• Built 1902

Property features AI

Finance

• Other: Property type: Residential; Zoning: Residential - Single Family

Exterior

• Parking: Detached 1-car garage; On-street parking available
• Utilities: Public water; Public sewer; Electric with fuses
• Home design: Single-family residence; Two levels
• Construction: Frame construction; Vinyl siding
• Exterior features: Shingle roof; Irregular lot; Publicly maintained road frontage on a city street; Lot dimensions approximately 94 x 81 and 15 x 65

Interior

• Kitchen: Range; Microwave; Refrigerator; Freezer
• Bedrooms: Includes bedrooms on multiple levels
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 one-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Range; Microwave; Refrigerator; Freezer; Gas water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#95 in IA, #1,992 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Audubon Community School District (rural): math 73% / reading 80% proficiency, ranked #64 of 289 in IA (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 24 active listings in the ZIP; 4 units permitted in Audubon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($688 loan paydown + $10k appreciation (10.0% local appreciation)).
• Audubon County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.82%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (median comp): $139,371
• List price: $99,500
• Delta: -28.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Scott St	0.04mi	4/2.0	1,655 (-4%)	11mo	$226,000	$137	83
608 S Division St	0.46mi	4/2.0	1,672 (-3%)	11mo	$152,000	$91	65
1007 Grandview Dr	0.33mi	4/2.5	1,684 (-2%)	18mo	$230,000	$137	64
506 Chicago St	0.19mi	4/2.0	1,493 (-13%)	8mo	$127,000	$85	63
103 7th Ave	0.50mi	3/2.0 (-1)	1,920 (+12%)	12mo	$98,500	$51	42
713 Market St	0.54mi	3/2.0 (-1)	1,538 (-10%)	18mo	$50,000	$33	37
720 3rd Ave	0.58mi	3/2.0 (-1)	1,465 (-15%)	12mo	$320,000	$218	33
500 7th Ave	0.63mi	3/2.0 (-1)	1,875 (+9%)	22mo	$358,500	$191	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.2%
• Equity multiple: 3.73×
• Total profit: $76,085
• Equity at exit: $89,637

10-year hold

• IRR: 30.3%
• Equity multiple: 8.42×
• Total profit: $206,804
• Equity at exit: $193,307

Cash invested: $27,860 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Iowa: 83 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; mostly landlord-friendly statewide.

Methodology + full state rankings →

ZIP-level market 50025

• Home prices YoY: 5.4%
• Active inventory: 24
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $344

Break-even live

Break-even rent $806

Max offer price $99,500

Occupancy floor 67%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $99,500 Active 44 DOM
2. 2026-06-17
   days on market $99,500 Active 43 DOM
3. 2026-06-16
   days on market $99,500 Active 42 DOM
4. 2026-06-15
   days on market $99,500 Active 41 DOM
5. 2026-06-13
   days on market $99,500 Active 39 DOM
6. 2026-06-12
   days on market $99,500 Active 38 DOM
7. 2026-06-09
   days on market $99,500 Active 35 DOM
8. 2026-06-08
   days on market $99,500 Active 34 DOM
9. 2026-06-07
   days on market $99,500 Active 33 DOM
10. 2026-06-05
    days on market $99,500 Active 31 DOM
11. 2026-06-04
    days on market $99,500 Active 29 DOM
12. 2026-06-02
    days on market $99,500 Active 28 DOM
13. 2026-06-01
    days on market $99,500 Active 27 DOM
14. 2026-05-31
    days on market $99,500 Active 26 DOM
15. 2026-05-31
    days on market $99,500 Active 25 DOM
16. 2026-05-04
    listed $99,500 Active 658-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $878 · $73/mo
• Projected year-2 tax: $1,220 · $102/mo
• Expected delta: +$342/yr (+$29/mo · 39.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,892
• − Mortgage interest: −$5,574
• − Property taxes: −$878
• − Insurance: −$498
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,895
• Taxable income: $2,665
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $3,488/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Audubon Community School District
• NCES district ID: 1903960
• Math proficiency: 73% ▲ 4.00%
• Reading proficiency: 80% ▲ 7.00%
• Median HH income: $45,632
• Composite: 64.32/100
• National rank: #552
• State rank: #64 of 289 in IA

Livability — Audubon

• Score: 79/100
• State rank: #95
• US rank: #1992

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Audubon, IA
• Population (ZIP): 2,893

Population outlook (Audubon County) Hauer SSP2

• Today (2025): 5,157 people
• By 2030: 4,837 · -6.2%
• By 2040: 4,241 · -17.8%
• By 2050: 3,679 · -28.7%
• By 2075: 2,917 · -43.4%
• By 2100: 2,408 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Portuguese 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Audubon

• 2024 margin: Solid R (+38.4) · D 29.9% · R 68.3% · Other 1.7%
• 2008→2024 swing: -41.5pp toward R · 2008: 3.1pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+35.8 2016: R+31.2 2012: R+5.6 2008: D+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.14%
• Current HPI: 217.58
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

1 event — show timeline

• 2026-05-04 Listed $99,500 IAR

Property tax history

+5.2%/yr

Latest (2025): $878 · -15.4% YoY. Source: county tax records.